MEETING RULES: IDAHO
Idaho meeting rules,
between elections.
Idaho’s Homeowner’s Association Act opens board meetings to members, sets five grounds for an executive session, and makes every association, incorporated or not, keep its minutes for at least ten years.
For the notice itself the act points to the nonprofit corporation law, whose safe harbor is no fewer than 10 and no more than 60 days before a membership meeting.
Our reading, to support your review, not legal advice.
Confirm with your attorney before the board acts.
Reviewed on Oct 12, 2026
NOTICE
Notice for the annual meeting in Idaho
Days below are counted back from the meeting date. Where the statute sets a ceiling as well as a floor, the notice has to land inside the window, not simply before it.
Homeowner’s association
Idaho Homeowner’s Association Act and Nonprofit Corporation Act
| Notice | The rule | Section |
|---|---|---|
| Annual, regular or special meeting | 10 to 60 days beforeEvery homeowner’s association, incorporated or unincorporated, holds a membership meeting each calendar year and follows the nonprofit act’s notice section. Its safe harbor is notice of the place, date and time no fewer than 10 and no more than 60 days before the meeting. Where a board lets members choose electronic notice over mail, the dates and the information stay the same as the mailed notice.How it travels: By mail, or by electronic means where the board has adopted a process for members to choose it. Notice mailed by other than first class or registered mail takes 30 days. | Idaho Code §55-3204(3); §30-30-505(3) |
Worked example: a meeting on Dec 1, 2026
- Annual, regular or special meeting: for a meeting on Dec 1, 2026, notice goes out between Oct 2 and Nov 21, 2026.
That is arithmetic on the day counts above, nothing more. Your bylaws may ask for longer, weekends and holidays are not adjusted for, and a date is not a ruling on your meeting.
BOARD MEETINGS
Board meetings in Idaho
Open to members
Board meetings must be open to the members of the homeowner’s association and to any representative or agent a member designates in a signed writing. The rule reaches incorporated and unincorporated associations alike.
Executive session
The board may exclude members only on a majority vote of the board, and only for five purposes: personnel, hiring, bid review or contract negotiation, records that are not subject to disclosure under the nonprofit act, consulting an attorney for legal advice, ongoing or potential litigation, mediation, arbitration or administrative proceedings, and sensitive matters about an individual member’s property or assessments such as violations or delinquencies. The mere presence of legal counsel at a meeting does not justify closing it.
Conflicts declared at the annual meeting
At an annual meeting each board member declares any conflict of interest or family relationship with a person or entity that has entered, or is seeking to enter, a service contract with the association.
One owner per lot on the board
Outside the period of declarant control, only one owner per lot serves on the board at a time. In an association of twenty or more residences, two members of the same household in the same primary residence may not serve together either.
Incorporated association
Idaho Nonprofit Corporation Act
| Notice | The rule | Section |
|---|---|---|
| Special board meeting | At least 2 days beforeUnless the articles or bylaws provide otherwise, a regular board meeting, one whose time and place the bylaws or the board fixed, may be held without notice. A special meeting takes at least two days of notice to each director of the date, time and place, and the notice does not have to state the purpose. The presiding officer, the president or twenty percent of the directors in office may call one. | Idaho Code §30-30-614(1), (2), (4) |
MINUTES AND RECORDS
Minutes and records in Idaho
Fifteen business days
Each association is subject to the records requirements of the nonprofit act. A member may inspect and copy the core records kept at the principal office on written notice or demand given at least fifteen business days before the date the member wants to do it. The same notice covers accounting records, the membership list and excerpts of the minutes, where the demand also has to be in good faith, for a proper purpose reasonably related to membership, and specific about the purpose and the records. The board decides whether the purpose is proper.
Minutes kept ten years
Every association takes minutes of all its meetings, membership and board, and preserves them for at least ten years. For an incorporated association the nonprofit act goes further and makes the minutes of member and board meetings permanent records.
An account statement in five business days
A member who asks in writing gets a statement of their assessment account no more than five business days after the request is received. The association is bound by the amounts in it, and charging a fee for it is a violation of the Idaho Consumer Protection Act.
Financial disclosures
A member who asks gets an updated financial disclosure within ten business days. Within sixty days of the close of the fiscal year every member gets an updated and reconciled financial disclosure for that year, and on or before January 1 the members get a disclosure of the fees that will be charged in the coming calendar year.
What the board may restrict
The board may restrict or deny inspection of personnel and employment records and of confidential attorney-client communications where it determines that doing so is in the best interests of the corporation.
PROXIES AND QUORUM
Proxies and quorum in Idaho
Ten percent, counted five ways
Unless the act, the articles or the bylaws set a higher or lower quorum, ten percent of the votes entitled to be cast on a matter have to be represented at the members meeting. A vote is represented in person, by proxy, by mailed written ballot, by absentee ballot, or by remote communication to the extent the board has authorized it.
Under one-third, the notice controls
Unless one-third or more of the voting power is present by those same means, the only matters that may be voted on at an annual or regular meeting of members are the ones described in the meeting notice.
No owner holds more than half the proxies
Votes may be cast under a written proxy the owner has executed. In an association of twenty or more residences, once declarant control has ended, no single owner may hold proxies representing more than fifty percent of the total votes in the association.
A proxy lasts eleven months
Unless the articles or bylaws prohibit or limit proxy voting, a member appoints a proxy by signing an appointment form. It takes effect when the secretary or whoever tabulates the votes receives it, lasts eleven months unless the form expressly sets a different period, and is never valid for more than three years from the day it was signed.
REMOTE MEETINGS
Meeting by phone or screen in Idaho
Electronic or hybrid, with majority approval
The yearly membership meeting may be held in person or, with the approval of a simple majority of the members, through an electronic or hybrid meeting model.
Directors by phone or screen
Unless the articles or bylaws provide otherwise, a board may let any or all directors take part in a regular or special meeting, or hold the whole meeting, by any means of communication that lets all the participating directors hear each other at the same time. A director who takes part that way is deemed present in person.
NEXT
What to do with this.
This page adds what the election page does not: The open board meeting rule and its five executive session grounds, the ten-year minutes rule, the fifteen business day inspection notice, the five business day account statement and the cap on the proxies one owner may hold. The ballot rules for Idaho stay where they already are, on vote.direct, and that page is linked below.
Reading a statute is not the same as running a meeting. Send us your roster and we set your community up on the phone, in one sitting. Call or text (512) 222-8191.
THE OTHER STATES
Meeting rules we have read elsewhere.
Same treatment on each: a primary source per fact, a link per citation, and the date the reading happened.
Arizona
Annual meeting notice: 10 to 50 days
California
Annual meeting notice: 10 to 90 days
Colorado
Annual meeting notice: 10 to 50 days
Florida
Annual meeting notice: At least 14 days
Nevada
Annual meeting notice: 15 to 60 days
Texas
Annual meeting notice: 10 to 60 days
Maryland
Annual meeting notice: No day count in the statute
Washington
Annual meeting notice: 14 to 50 days
Virginia
Annual meeting notice: At least 14 days
New York
Annual meeting notice: 10 to 50 days
North Carolina
Annual meeting notice: 10 to 60 days
Pennsylvania
Annual meeting notice: 10 to 60 days
Michigan
Annual meeting notice: 10 to 60 days
South Carolina
Annual meeting notice: 10 to 60 days
Connecticut
Annual meeting notice: 10 to 60 days
Wisconsin
Annual meeting notice: At least 10 days
Illinois
Annual meeting notice: 10 to 30 days
QUESTIONS
Idaho board questions, answered
How much notice does a Idaho association have to give for the annual meeting?
Every homeowner’s association, incorporated or unincorporated, holds a membership meeting each calendar year and follows the nonprofit act’s notice section. Its safe harbor is notice of the place, date and time no fewer than 10 and no more than 60 days before the meeting. Where a board lets members choose electronic notice over mail, the dates and the information stay the same as the mailed notice. For a meeting on Dec 1, 2026, that puts the notice between oct 2 and nov 21, 2026. That is arithmetic on the statute, not a ruling on your meeting. Idaho Code §55-3204(3); §30-30-505(3). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Are Idaho HOA board meetings open to homeowners?
Board meetings must be open to the members of the homeowner’s association and to any representative or agent a member designates in a signed writing. The rule reaches incorporated and unincorporated associations alike. Idaho Code §55-3204(1). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How much notice does a Idaho board meeting need?
Unless the articles or bylaws provide otherwise, a regular board meeting, one whose time and place the bylaws or the board fixed, may be held without notice. A special meeting takes at least two days of notice to each director of the date, time and place, and the notice does not have to state the purpose. The presiding officer, the president or twenty percent of the directors in office may call one. Idaho Code §30-30-614(1), (2), (4). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How fast does a Idaho association have to answer a records request?
Each association is subject to the records requirements of the nonprofit act. A member may inspect and copy the core records kept at the principal office on written notice or demand given at least fifteen business days before the date the member wants to do it. The same notice covers accounting records, the membership list and excerpts of the minutes, where the demand also has to be in good faith, for a proper purpose reasonably related to membership, and specific about the purpose and the records. The board decides whether the purpose is proper. Idaho Code §55-3205(5); §30-30-1102(1), (2), (3). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How long does a Idaho association have to keep its records?
Every association takes minutes of all its meetings, membership and board, and preserves them for at least ten years. For an incorporated association the nonprofit act goes further and makes the minutes of member and board meetings permanent records. Idaho Code §55-3204(3); §30-30-1101(1). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Can a Idaho association hold its meeting online?
The yearly membership meeting may be held in person or, with the approval of a simple majority of the members, through an electronic or hybrid meeting model. Idaho Code §55-3204(3). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Do proxies count toward a quorum in Idaho?
Unless the act, the articles or the bylaws set a higher or lower quorum, ten percent of the votes entitled to be cast on a matter have to be represented at the members meeting. A vote is represented in person, by proxy, by mailed written ballot, by absentee ballot, or by remote communication to the extent the board has authorized it. Idaho Code §30-30-511(1). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Does governance.center tell us our Idaho meeting was properly noticed?
No, and it never will. We show you the statute, the date the arithmetic produces and the section it came from, so your board and your attorney can check our work. Your bylaws may set a longer period than the state does, and where they do, the bylaws govern. We never tell a board that it is compliant.
Our reading, to support your review, not legal advice.
Confirm with your attorney before the board acts.
Your bylaws may ask for a longer period than the state does, and where they do, the bylaws govern. We never tell a board that it is compliant. If something here does not match what your attorney reads, call (512) 222-8191 and tell us. We will correct it.